Quadrilocale
-Rif. 5499- A circa 4 km dal centro di Ceparana, nel caratteristico borgo di Montebello di Cima, proponiamo in vendita in esclusiva una grazioso appartamento con ingresso indipendente e terrazzo privato. L'abitazione, di circa 55 mq calpestabili, si sviluppa su più livelli, con ambienti accoglienti e ben…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
At €35,000 (€636/m²), this 55 m² independent-entry home is attractively priced, but adding roughly €250/m² for heating and comfort upgrades brings the effective cost close to €890/m², around local market levels. The private 12 m² terrace, no condominium fees and 22 photos are positives; the listing does not say when the building was constructed, and there is no private parking or traditional heating.
More on the house and the area
This is a genuinely livable little borgo home with a highly photogenic rough-stone vaulted entrance, private terrace, fireplace, equipped kitchen, bathroom and furnished bedroom. The interiors are practical rather than luxurious, but the historic character and €35,000 price make it a compelling authentic Ligurian retreat. Its main practical weakness is the lack of installed central heating.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€5,000 – €8,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- No traditional heating system; currently reliant mainly on the kitchen fireplace.
- No private parking, although public parking is nearby.
- Compact 55 sqm layout spread over multiple levels.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 62/100The cluster sits in the lower Lunigiana, with the northern Tuscan Apennine ridges close by and the Magra valley as the main landscape feature. The Magra river runs through this part of the province, and the valley is broken by wooded slopes and small hill settlements. The A15 corridor and Pontremolese route pass through the wider valley, so daily life is tied to the plain around Aulla, which is the nearest town of size with rail links, services and supermarkets. The nearest Ligurian coast is around La Spezia and Marinella di Sarzana, but the sea is outside the 15 km landscape radius and does not set the score. Lunigiana is known for scattered stone villages and castles, and Tresana itself has a castle on its hill.